Application
Peterson Bluff
Overlooking the
beautiful Bluff
Creek Nature
Area
Request for
Concept stage
Planned Unit
Development
(PUD)
consideration
May 31,2005
Ms. Kate Aanenson
City of Chanhassen
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Re: Peterson/Jacques Farm Information Letter
Concept PUD Application to follow
Dear Ms. Aanenson:
This information letter is coming forth at this time after two-years of deliberation
and extensive work with city statT, MNDOT and the AUAR team.
Timing
The letting ofthe Trunk Highway 212 project and the rapid design/build process
being undertaken by the contractor makes this a very time sensitive project.
Additionally, the AUAR study has been completed over the last couple of years,
the feasibility report for infrastructure for the area is in place and there is a natural
synergy of timely land planning and construction in concert with the large
Highway 212. The City has indicated that there is a desire to undertake the East
West Collector Street and bridge project shortly as well. Clearly the time is now.
Ownership Background
The property is owned by Mr. Sever Peterson and has a long history with the
Peterson family. Mr. Peterson, has owned the farm for four decades and been
farming it even longer, having worked with the thrashing crew as a boy assisting
his father and grandfather. Due to this long attachmentto this parcel of land, Mr.
Peterson wants to see a style of development which is sensitive to the existing
natural features and takes full advantage of the spectacular views on the site.
Existing Land Use
The site is currently a mix of farming uses and natural open space adjacent to and
including parts of the Primary Bluff Creek Overlay Area. The topography has
beautiful rolling hills and is one of the highest points in Chanhassen, resulting in
spectacular views at many locations on the site.
Adiacent Land Use
The land to the west of the site is where Town and Country Homes, Inc. has
proposed the Liberty Development, which is a neighborhood of approximately
350 mid-density residential townhomes.
The land to the north of the Peterson farm is under contract with Pemtom and is
intended for housing.
The land to the east of the Peterson farm is controlled by Town and Country
Homes, Inc. and is intended for residential development.
The land to the south is part of the 2015 and 2020 MUSA expansion areas and
also includes the soon-to-be-constructed Highway 212. This area is also near one
of the possible new CR 41 river crossing corridors, however, the impact of that
potential project is questionable at this time due to the uncertainty of its final
location and that the project is unfunded and therefore will likely not occur until
after 2020, which should be long after full development of the 2005 MUSA has
occurred.
Access to Infrastructure
The East-West Collector will run through the Peterson property in the northwest
corner. This project calls for a nice sweeping boulevard and installation of sewer
and water and is intended to start in 2005 or early 2006.
The second major roadway improvement will be the road labeled in the AU AR as
the Southern Connector Road which will run from the new East-West Collector to
Pioneer Trail.
Proposed Land Use
The proposal is a residential planned unit development (PUD) on approximately
67 acres that is in concert with the residential component that is called forth by
the City of Chanhassen Comprehensive Plan. The current guidance calls for
development of 4-8 units per acre of housing and although the ultimate density is
still being worked out in design, we anticipate it will be at the lower end of that
density range. This reduced density is due in large part to the constraints of the
topography and soils and also due to the desire to preserve and enhance the access
to the existing natural resources and views. We want to work with the existing
topography and resources rather than over-engineer the site and destroy much of
its unique and special character. Issues of density transfer of units that could be
built within Bluff Creek Overiay#1 but must be relocated out of the Primary
district will be worked out over time with City Staff
The East-West Collector and Southern Collector roads are proposed to be utilized.
as buffers between areas of higher and lower densities. Higher densities are
proposed on the west side of the site to remain compatible with the adjacent Town
and Country Homes, Inc. proposed development and then the density drops off
significantly as the topography rises in the east and adjacent to the Bluff Creek
Overlay Area.
Our engineer did look at the suitability of the topography and soils for non-
residential purposes and determined that much of the site was unsuitable for non-
residential uses due to topography and soil constraints. That report has been
provided to City staff. The Peterson Family would be disappointed if this
beautiful site was turned into a sea of parking lots, loading docks and retaining
walls.
Housing Product Types
The land use design would call for three residential product types of varying size
and density.
The centerpiece of the project is an area of large lot executive home sites which
would be overlooking or adjacent to the beautiful Bluff Creek Valley. These
homes can be some of the premier homes in the area. There are more 20 acres of
the Bluff Creek Park nature area which will preserved as part of this development
and these homes will have wonderful views of this amenity as well as a view from
the top of Chanhassen.
The area west of the Southern Connector Road will be an area of 2-4 unit
buildings which will provide a nice transition between Town and Country's
offering to the west and the generous single-family homes to east.
The area north of the East-West Collector and on the western side of the parcel
which would be contiguous with Town and Country will have a higher density
townhome product which would be similar to what is being offered by Town and
Country in area immediately adjacent to it. This areas would likely be physically
connected to the Town and Country project through the extension of Town and
Country's local street system. If the Town and Country project ends up reducing
density adjacent to this area, it could be redesigned for more executive homes due
to its proximity to the Bluff Creek Overlay and terrain.
We look forward to receiving input from the City regarding this proposal so that
we can then move forward with the more detailed design information that will be
needed for the City Engineer's final roadway design on the East-West Collector
and related infrastructure projects.
Sincerely
John E. Chadwick
Planning Case No.
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CITY OF CHANHASSEN
17700 Market Boulevard - P.O. Box 147
Chanhassen, MN 55317 - (952) 227-1100
DEVELOPMENT REVIEW APPLICATION
Subdivision
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An additional fee of 3.00 per address within the public hearing notification area will be invoiced to the applicant prior to
the public hearing.
* Twenty-six (26) full- ize folded copies of the plans must be submitted, including an 8%" X 11" reduced copy for each plan sheet
along with a di ita! 0 in TIFF-Group 4 (*.tif) format.
Applicant to obtain otification sign from City of Chanhassen Public Works at 1591 Park Road and install upon submittal of
completed applicati n. $100 damage deposit to be refunded to applicant when sign is returned following City Council approval.
... Escrow will be requi ed for other applications through the development contract.
Comprehe sive Plan Amendment
Condition a Use Permit
Interim Us Permit
ing Use Permit
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Planned U it Development*
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Contact: S(!'Llrr Pc h...S"o,,",
Phone: 1s;-917 -ISljr Fax: 9.r2.~ 9.17 /.:191'
Email: SDt!I-~rl()oS IJe:..o). (..0"...,
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Temporary Sales Permit
Vacation of Right-of-Way/Easements
Variance
Wetland Alteration Permit
Zoning Appeal
Zoning Ordinance Amendment
. /(" Notification Sign** - $75 + $100 Damage Deposit
Escrow for Filing Fees/Attorney Cost***
- $50 CUP/SPRNACNARIWAP/Metes & Bounds
- $450 Minor SUB
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TOTAL FEE$ . as-
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Building material sa1Ples must be submitted with site plan reviews.
NOTE: When multi Ie applications are processed, the appropriate fee shall be charged for each application.
SCANNED
PROJECT NAME: Pe +tV'S 0... 814 f-(-
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LOCATION: P/C>o1fltf Q.,c>" J
LEGAL DESCRIPTION: PI> it c."'<<,r'
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REQUESTED LAND USE DESIGNATION: Lc. t... -1-0 "'e J/",,_
REASON FOR REQUEST: 7 t.."
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This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information
and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the
Planning Department to determine the specific ordinance and procedural requirements applicable to your application.
A determination of completeness of the application shall be made within 15 business days of application submittal. A written
notice of application deficiencies shall be mailed to the applicant within 15 business days of application.
This is to certify that I am making application for the described action by the City and that I am responsible for complying with
all City requirements with regard to this request. This application should be processed in my name and I am the party whom
the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership
(either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person
to make this application and the fee owner has also signed this application.
I will keep myself informed of the deadlines for submission of material and the progress of this application. I further
understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any
authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of
my knowledge.
G:\plan\forms\Development Review Application.DOC
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SCANNED
Rev. 4/05
Map of Area (from
AUAR)
Map of
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Approximate building areas, pedestrian ways, and road locations
See attached site drawing. Specific building areas and pedestrian ways would be
expected to be clarified when builder is chosen.
Height, bulk and square footage of buildings
This information is beyond the scope of this submittal and will need to be provided at
a later date by the eventual builder/developer.
Type, number or square footage or intensities of specific land uses
See "Site Data" on attached Development drawing.
Number of dwelling units
The concept plan shows 115 dwelling units spread across three different density
zones.
Generalized development plan showing areas to be developed or preserved
Areas to be preserved are indicated on the attached development drawing.
Staging and timing of the development
We believe that this will be a two phase project starting in late 2005 or early 2006. The
first phase will start at the East-West Collector and go towards the south.